This article sounds promising. Perhaps in 10 years this area will be the next "victim" of gentrification. It is near the green line and I like the emphasis on TOD:


Retail sought for Garfield Park
Madison/Kedzie site is pushed

By Jeanette Almada
Special to the Tribune
Published October 24, 2004

City planners are looking for a retail or a mixed-use retail and residential developer to build on the long vacant, northeast corner of Madison Street and Kedzie Avenue in the East Garfield Park neighborhood.

The Chicago Department of Planning and Development last week issued a request for development proposals for the site.

Heavy pedestrian traffic passes the city-owned parcel, which is a mile west of the United Center, two blocks east of the Garfield Park Conservatory, and near the CTA's Green Line station at Lake Street and Kedzie.

"It is a great opportunity for pedestrian-oriented development," said Kimberly Cook, the West Side project manager at the Chicago Department of Planning and Development.

Vacant since the 1970s, according to Cook, the 38,138-square-foot site at 3130-48 W. Madison is in an area where new housing started going up a decade ago. Now housing developments are multiplying throughout the area.

"There has been great interest in the site and in the area. Private developers are coming to the area to buy land, are building condos, and the housing market has been beefed up considerably. Projects that are either planned or under construction will add another 1,500 residential units to the area in the next two years," Cook said in a telephone interview.

"The land's value is a testament of its own," Cook said of the site's $950,000 appraised value. "That comes to $25 a square foot in an area that five years ago was appraised at $10 a square foot," Cook said.

Several retailers have approached the city concerning the site, according to Cook. "To be fair, we had to put out this request for proposals to give everyone a chance to make their offer," she said.

"Our primary consideration is for a grocery store," Cook said, adding that city officials are also particularly interested in adding a drugstore, restaurant, bank branch and/or a convenience store to the area.

City officials will not consider development proposals for retail services such as payday loan facilities, pawn shops, gas stations or auto repair facilities.

Even though city officials are eager to see proposals for retail projects, Planning Department staff will consider proposals for a multi-tenant retail center offering at least one of the desired services. "We will also consider proposals for developments that will build retail at the ground level and residential units on the upper floors," Cook said.

Though Planning Department officials are encouraging developers to offer at least the appraised $950,000 price for the land, Cook stresses that the $950,000 figure is not a minimum required bid.

"We don't want to discourage anyone, but it is a competitive bid so [developers] should put their best bid forward," Cook said.

Because the development site is within the Midwest tax increment financing (TIF) district, and within Enterprise Zone 4, the selected developer may qualify for a city subsidy.

Developers may attend a pre-submittal conference at City Hall on Nov. 10. All proposals are due to the Planning Department by Jan. 18.THE CITY

The gentrification of East Garfield Park isn't really something new. It's experiencing a lot of what Humbolt Park went through 5 years ago. That's not to say it isn't some rosy new area of the city like Wicker Park is, but it's still somewhat of a contrast to its neighbor across the Park, West Garfield Park.

East Garfield Park is going through some really suprising changes. I remember going to the United Center back in the day when i was younger, when the Bulls were more than worth watching on tv (hell, back then, they were God's force on earth, and as a Chicagoan growing up, it gave ya a lot of civic pride), and the neighborhood was just terrible. I visited it last year, and was suprised. The area has a lot of potential, and its really being realized now. One of my fondest ideas would for land value to rise to a point where the parking lots around the United Center be sold off for high density hjousing and retail, saving a few for parking garages that will be tastefully done. Imagine, a Unitedville of some sort coming out of it all, heh :)

But yeah, i could see Garfield park becoming Chicago's Central Park of old again. (Keep in mind, that was the park's origional name, i was not refering to Central Park in NYC :))

East Garfield is definately on its way to revitalization. It's only logical. The gentrification appears to be headed westward from downtown. You see tons of construction and rehabbing going on every block, literally. East Garfield has many things to offer, I wonder why this didn't happen earlier. Blue line and Green line, vintage housing at affordable prices, quick access to loop and west suburbs. I drove on the 290 from the loop to Sacramento in 4 minutes flat! I'd give it 5 years tops. By the end of this decade East Garfield will look like Wicker Park.

WHOA! This thread is ancient! I don't even remember it

At last fall's Friday-after-Labor-Day gallery walk, I saw crowds standing on the sidewalk, swirling wine in plastic cups -- not at Superior & Franklin, but at Fulton & Damen. It's happening, both from the east (speculation from the near west) and from the north (artist spillover from Wicker Park into the Grand-Fulton industrial corridor).

East Garfield already hipsters and artists moving in. I give this neighborhood 6 years max before it takes off. Remember Wicker Park and Bucktown. Well this is the next Wicker Park, no doubt. Before you know it, this area will become Gentrified. Once that gentrification train gets rolling theres little that can stop it. I predict it will be a funky mixed community before the gentrification takes hold however.

Maybe in 20-30 years, but not anytime soon. There are way to many places in Chicago that are more viable and desirable and in need of development.

I am a product of the new ‘gentrification’ that was described in the article. I noticed that the article was written back in 2004. I currently live in the East Garfield park neighborhood, or also known as ‘Near West Chicago.’ (Wilcox and Sacramento) As young professional working in downtown Chicago, I needed something accessible to the train and also expressways. Little did I know, I would bump into a nice Victorian in the West Side of Chicago. I am not an expert as to when the neighborhood will completely change for the better, but with lots of vacant lots (for sale) by private owners, not government owned for public housing, the signs for residential development are quite positive.

From my observation, it seems like most of the ‘new’ residents moving are younger professionals looking for ample living space with the convenience being able to visit surrounding neighborhoods such as Wick Park and Oak Park. And what neighborhood can boast that they are the area where the world famous Chicago Bulls Play? Loitering and homeless persons may be roaming around, but if you look hard enough, there are people like us living the neighborhood working hard to revive East Garfield Park. From my purchase in July 2005, my 1894 Victorian 6 bedroom has experience a 14% appreciation. It was the best purchase I ever made in my life at 24.

^ Welcome to the forums.

I'm glad to hear about your purchase. Oh, and please don't ever sell it to a greedy developer who will tear it down and replace it with shit

I always hear new neighborhoods compared touted as the next Wicker Park, but here's the problem I see with that. If you were familiar with Wicker Park in the 80's, then you know how grimy that area used to be. But at the same time, Milwaukee Avenue was an almost completely intact streetscape, with old buildings waiting to be filled. Madison Avenue on the West Side is far from that, with more empty lots than buildings in most cases. What makes Wicker Park so vibrant and desirable is its streetlife, which exists because of the numerous businesses. But if you go through the West Side, you see very little indication that there is an effort to build any new centers of commercial activity, in fact, there are a number of new townhomes fronting Madison. Its cool, but far from what Madison was intended to be. I just don't see these areas becoming a Wicker Park, I see them as dense, quiet bedroom areas in the future. Madison and Pulaski has potential (could also be the 125th of the westside), but thats real far off.

Look at the West Loop, as many years as its been booming, its just now resembling a full service neighborhood.

This goes for a lot of new areas around the city also. I have yet to see one example of a completely revitalized bombed out area of the city, or even clues that one is on its way.

^ You have a good point, Goonsta.

However, I would say that University Village is 1 example of a development of an otherwise "bombed out area" that has been successful. I know, I know, the architecture is cookie-cutter and dull, but Halsted St through that development has really resurged as a vibrant commercial area (as I recollect from my most recent visits).

But ultimately, the real test for Chicago isn't its rebirth of housing, but how it will redevelop its commercial boulevards in neighborhoods that have lost most of their prewar buildings. Preliminary plans for redevelopment of 35th, 63rd st and Madison Avenue look decent; my only worry is that the impact of accommodating the car doesn't rob those areas of something potentially great in the future.

well, Halsted around Maxwell looked "bombed out" in appearance, but it still had buildings, though they looked like something from war-torn Bosnia.

I was thinking about moving into East Garfield Park. Who's Ward is that?

Depending on where your property lands... you might be ward 2 (Rep. Madeline Haithcock) or Ward 4 (Ed Smith). Both are good people. Just recently Haithcock was in the news for supporting a street name for an ex black panther man.

Thought I would share.

I read this article a few months ago while I was at school and I'm glad I found it! I heard rumors about a grocery store opening up and select businesses that will be allowed in the neighborhood. Select businesses meaning~ No pawnshops, no payday loan businesses or car repair shops.



April 19, 2006
UIC Helps Plan New East Garfield Park Retail Development
Madison Street would serve East Garfield Park as a revitalized, redesigned business artery under a plan being drafted over the next nine months by the City Design Center at the University of Illinois at Chicago.

The plan will advise the Greater Garfield Park and Madison-Western chambers of commerce on redevelopment of commercial lots on Madison Street from Damen west to Central Park avenues, and on four streets that intersect Madison - Homan, Kedzie, California and Western avenues - from Fulton Street south to Interstate 290.

"The City Design Center's planning process will make it easier for residents and business owners to choose commercial redevelopment strategies that will serve the entire community for the long term," said Brent Ryan, co-director of the center.

Planners and urban designers from UIC will meet regularly with a steering committee of about 30 residents, business owners and community leaders from East Garfield Park for suggestions on the mix of retail goods and services.

The first meeting addressed the needs of the community's youth and the importance of building on the community's history. The steering team requested a mix of chains and independent businesses that would encourage local entrepreneurs.

Later this spring, researchers will survey shoppers and businesses, interview other stakeholders, and evaluate opportunities for the requested businesses in various locations.

"This planning effort demonstrates how UIC resources can support local communities while offering valuable educational opportunities to our students," said Rachel Weber, associate professor of planning.

Community meetings will be held in late April, July and October to discuss the plan and share ideas. The chambers of commerce will present the final plan in January.

The planning effort is supported through the Garfield Park Conservatory Alliance by the New Communities Program, an initiative of the Local Initiatives Support Corporation/Chicago to assist comprehensive community development in 16 Chicago neighborhoods.

UIC ranks among the nation's top 50 universities in federal research funding and is Chicago's largest university with 25,000 students, 12,000 faculty and staff, 15 colleges and the state's major public medical center. A hallmark of the campus is the Great Cities Commitment, through which UIC faculty, students and staff engage with community, corporate, foundation and government partners in hundreds of programs to improve the quality of life in metropolitan areas around the world.

For more information about UIC, visit
www.uic.edu <http://www.uic.edu%0D>
- UIC -


Reference Article:
http://www.uic.edu/cuppa/news/news_06/04_19_06garfield.htm

Depending on where your property lands... you might be ward 2 (Rep. Madeline Haithcock) or Ward 4 (Ed Smith). Both are good people. Just recently Haithcock was in the news for supporting a street name for an ex black panther man.

Good people? Do you know the story behind that Black Panther? Heh.

Ok, I should have clarified in my statement. I am not up to speed with these forums. When I mentioned good, I was highlighting the work that both representatives initiated and invested to the community. I do not know the whole history behind the Black Panthers so my apologies for the misinterpretation.

I also bought a house by Sacramento and Wilcox. I've seen it appreciate 20% in the last year. Although there is tons of construction and rehabbing, It is still a seedy area. There are drugs openly sold on my block. I've tried calling the police and alderman, but nothing changes. Anyone have any suggestions? I'd appreciate any help.

I feel your pain.... I am on the 2900 Block of W Wilcox. Living there for almost two years, the drug dealing has somewhat reduced in action. We rarely ever go out front and just mind our own business. I wrote to Alderman Haithcock numerous times. The result? New decorative street lamps... however, the drug dealers still hang out there. Not sure if that really helped. I guess in due time...

I am glad my property has appreciated but at the same time, I keep low key. Our house sticks out like a sore thumb because we ACTUALLY keep it green and eco friendly and take care of it... if you ever drive on 5th Ave look for the gay flag in the back... yep, we've moved in. Also, keep your head up and hold your ground. It takes people like us to make a difference.

So.... when are we getting a grocery store or Starbucks? Or, is that wishful thinking?

my mom grew up on homan just south of chicago
and when everyone else moved out when the neigborhood went into the shitter her crazy parents stayed,
she was the only white kid at lucy flower high school,
which is across the street from the garfield convervatory, which is awesome, i was there for the glass sculpture event,
great housing stock, its unbelievable,
there will be growing pains but i have no doubt this neigborhood will improve,
though it may be scary in the transition.

Hard to beleive that Chicago's West Side's really going upscale.

NeWe?

LOL!

I'm also on the 2900 Block of Wilcox. I've also written Alderman Haithcock numerous times and requested a police blue light camera. Her office responded by saying that a blue light would make the neighborhood look bad. What a joke!! It's a shame because a police camera would clean out the criminal element overnight. It's very frustrating to see the nearby blocks change and appreciate rapidly, while this one continues to struggle. I have no doubt that this area will improve, I just hope my block isn't the last one to get better.

Hmm.. Wow, Haithcock has the Near South AND Near West sides. I guess the winner of the 2nd Ward will have a HUGE say in what happens to the central area as it rapidly expands to the south and west.

When I was a little kid, I used to live in West Garfield park. We're talking the forties here. At that time Garfield Park was a bustling, lively community with a very active street scene along Madison. It would be wonderful if Garfield Park could be restored.

I'm also on the 2900 Block of Wilcox. I've also written Alderman Haithcock numerous times and requested a police blue light camera. Her office responded by saying that a blue light would make the neighborhood look bad. What a joke!! It's a shame because a police camera would clean out the criminal element overnight. It's very frustrating to see the nearby blocks change and appreciate rapidly, while this one continues to struggle. I have no doubt that this area will improve, I just hope my block isn't the last one to get better.

quite honestly the blue light camera do make the neighborhood look bad, especially if you know why those lights are up

Are hidden cameras legal?

Police cameras may make an area look bad, but I suspect that open air drug markets, shootings, robberies, assaults, and prostitution make it look even worse. Blue light cameras are hardly hidden, thus the legality point is moot.

My point is that a hidden infrared camera could be used INSTEAD of a blue light, but I don't know if it's legal.

Businessweek and MSN recently did a story on America's next hot neighborhood. They rated East Garfield Park in the top 10 in the country. There's been alot of buzz and investment, both private and in infrastructure. If there is national attention thats a good bet that an area is on its way to improving.

http://realestate.msn.com/buying/Article_busweek.aspx?cp-documentid=4427326&GT1=9323

Theres tons of good properties that cashflow in garfield park, even more empty lots. Investors need to get in there.

I just created a Yahoo group for the neighborhood of East Garfield Park at http://groups.yahoo.com/group/eastgarfield. Please consider joining so we can all brainstorm about how to make this neighborhood better. (And I am not talking economically, neccessarily. I mean, more in terms of unity and less crime!) Thanks! :)

Police cameras may make an area look bad, but I suspect that open air drug markets, shootings, robberies, assaults, and prostitution make it look even worse. Blue light cameras are hardly hidden, thus the legality point is moot.

Could they just turn off the blue flashing lights? I think that makes it look worse. If you had just a blue police box, I don't think it would seem as dangerous as constantly blinking police lights... that's probably just me...

I don't really mind the cameras in neighborhoods. It's this psychology of fear that we live in: ohh there's a camera, we must be in a bad neighborhood!

Well, I wish they *would* put some blue lights in! I live on the 2900 block of Walnut and was mugged by the California El stop Friday night. Looking at chicagocrime.org, I see that there ghave been a number of robbers, purse snatchings, etc. there. Clearly, there is a problem with crime at this CTA stop. (And while I don't mind paying for public transportation, I do prefer it to be somewhat safe.) If a blue light means I don't have to worry about being jumped as I get off the train, bring it on!

Kat
http://groups.yahoo.com/group/eastgarfield/

The problem is that I think there is little evidence that the cameras either help solve crimes or prevent them from occurring. If anybody knows some actual literature on this (but I wouldn't trust whatever the mayor or PD claim) I'd be interested to see it. Many CTA platforms are already equipped with cameras and crime occurs nonetheless.

Aside from that, I wish they would adjust the way the blue lights work. Not only is it creepy to have a big blinking eye on the end of your block, but they shine directly into people's bedroom windows, and those things are BRIGHT. I'm surprised property owners haven't made a huge stink about it, especially now that blue lights are commonplace on blocks that aren't exceedingly high-crime.

There are two varieties of "blue lights," and one's dimmer than the other. However, there has to be a blue light, just like there have to be signs warning you that you're being CCTV'd in a shop -- or that annoying "this call may be monitored for quality assurance and training purposes" bit when calling customer service. Whenever someone's recording you, you have a right to know beforehand.

I have been told by a police friend of mine, as civilians/citizens we can videotape and/or take pictures and send them anonymously to the police for suspicious activities. Get peoples faces as well as vehicles and license plates if you can. It's legal and the police welcome it. I am considering getting Motion detection surveillance cameras on my building.

I am on the 2900 block of W. Wilcox and am really frustrated with the activities on our block and 2800 block of W. Wilcox. I just seems that every new year it's a new surprise. When they did the big drug bust last year, it was quiet. But they're back this year. I've seen at least 4 others on this thread that live on Wilcox. Hopefully collectively we can clean up this strip.

next CAPS meeting..June 14 at 11am, at the police station 3151 W Harrison.

I have been told by a police friend of mine, as civilians/citizens we can videotape and/or take pictures and send them anonymously to the police for suspicious activities. Get peoples faces as well as vehicles and license plates if you can. It's legal and the police welcome it. I am considering getting Motion detection surveillance cameras on my building.

I am on the 2900 block of W. Wilcox and am really frustrated with the activities on our block and 2800 block of W. Wilcox. I just seems that every new year it's a new surprise. When they did the big drug bust last year, it was quiet. But they're back this year. I've seen at least 4 others on this thread that live on Wilcox. Hopefully collectively we can clean up this strip.

next CAPS meeting..June 14 at 11am, at the police station 3151 W Harrison.

Good for you man, I fully believe it's going to be the neighbors, not a police state with blue-blinking cameras, that is going to clean up some of the areas in the West side. That was half the problem, people just stop caring. If people start caring, it will make the area less desirable for criminals.

You should set up a bunch of cameras from your house and make the feed open and available 24 hours a day. Convince your neighbors to do the same, and host it on one server so anyone can log in and see multiple views . You could kind of have an open-source crime fighting system :-). BTW, I'm just geeky enough to donate some of time, if this sounds like a good idea.